homequant
condo · 648162

Lakeville

Project page · 99-year lease from 2013

Indicative value range
S$1,717,756 – S$1,861,676
Indicative mid S$1,769,902 · S$1,890 psf

Based on 10 sales in this project, last 6 months. Search did not need to widen. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Sept 2026Lakeville06-10969 sqftS$1,835,000S$1,894 psf×1.000S$1,894 psf
Sept 2026Lakeville16-201,141 sqftS$2,388,888S$2,094 psf×1.000S$2,094 psf
Aug 2026Lakeville11-15732 sqftS$1,322,888S$1,807 psf×1.000S$1,807 psf
Aug 2026Lakeville16-20721 sqftS$1,360,000S$1,886 psf×1.000S$1,886 psf
Jul 2026Lakeville06-10775 sqftS$1,410,000S$1,819 psf×1.000S$1,819 psf
Jun 2026Lakeville06-101,141 sqftS$2,300,000S$2,016 psf×1.000S$2,016 psf
Jun 2026Lakeville06-10764 sqftS$1,320,000S$1,727 psf×1.000S$1,727 psf
May 2026Lakeville11-151,163 sqftS$2,338,000S$2,011 psf×1.000S$2,011 psf
May 2026Lakeville06-101,141 sqftS$2,188,888S$1,918 psf×1.000S$1,918 psf
May 2026Lakeville16-20947 sqftS$1,780,000S$1,879 psf×1.000S$1,879 psf

How accurate is this estimate for Lakeville?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 28 sales in Lakeville since.

Median error
3.9%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

3.39% gross yield

S$60,000 of rent a year against the estimate above · 0.05 points below flats like it

Leases signed here within a quarter of this size run about S$5,000 a month, the middle of 226 of them.

In outside the central region, leasehold flats with 80 to 89 years of lease left yield 3.44%, from 146 projects.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20261400-1500 sqft4Non-landed PropertiesS$8,200
Q3 20261500-1600 sqft5Non-landed PropertiesS$8,200
Q3 20261300-1400 sqft4Non-landed PropertiesS$7,800
Q3 20261300-1400 sqft4Non-landed PropertiesS$7,800
Q3 20261200-1300 sqft4Non-landed PropertiesS$7,600
Q3 20261200-1300 sqft4Non-landed PropertiesS$7,600
Q3 20261200-1300 sqft4Non-landed PropertiesS$7,500
Q3 20261400-1500 sqft4Non-landed PropertiesS$7,400

median of 226 URA rental contracts at Lakeville within a quarter of 87 sqm, since 2025Q4.

Buying or selling at S$1,769,902?

Buying: Stamp duty on S$1,769,902 · Cash and CPF needed on S$1,769,902 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,769,902.

Each opens with this figure filled in; change anything there.

Primary schools near 5 Jurong Lake Link

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Lakeville · 06-10 · Condominium · 85 years left
969 sqftS$1,835,000S$1,894 psf
Sept 2026
Lakeville · 16-20 · Condominium · 85 years left
1,141 sqftS$2,388,888S$2,094 psf
Aug 2026
Lakeville · 01-05 · Condominium · 85 years left
excluded: outlier
807 sqftS$1,220,000S$1,511 psf
Aug 2026
Lakeville · 11-15 · Condominium · 85 years left
732 sqftS$1,322,888S$1,807 psf
Aug 2026
Lakeville · 16-20 · Condominium · 85 years left
721 sqftS$1,360,000S$1,886 psf
Jul 2026
Lakeville · 01-05 · Condominium · 86 years left
1,270 sqftS$2,350,000S$1,850 psf
Jul 2026
Lakeville · 06-10 · Condominium · 86 years left
775 sqftS$1,410,000S$1,819 psf
Jun 2026
Lakeville · 06-10 · Condominium · 86 years left
764 sqftS$1,320,000S$1,727 psf
Jun 2026
Lakeville · 06-10 · Condominium · 86 years left
1,141 sqftS$2,300,000S$2,016 psf
Jun 2026
Lakeville · 01-05 · Condominium · 86 years left
excluded: outlier
1,464 sqftS$2,300,000S$1,571 psf
May 2026
Lakeville · 16-20 · Condominium · 86 years left
947 sqftS$1,780,000S$1,879 psf
May 2026
Lakeville · 01-05 · Condominium · 86 years left
1,302 sqftS$2,520,000S$1,935 psf
May 2026
Lakeville · 06-10 · Condominium · 86 years left
1,141 sqftS$2,188,888S$1,918 psf
May 2026
Lakeville · 11-15 · Condominium · 86 years left
1,163 sqftS$2,338,000S$2,011 psf
Apr 2026
Lakeville · 06-10 · Condominium · 86 years left
775 sqftS$1,358,000S$1,752 psf
Mar 2026
Lakeville · 06-10 · Condominium · 86 years left
990 sqftS$1,900,000S$1,919 psf
Mar 2026
Lakeville · 01-05 · Condominium · 86 years left
excluded: outlier
1,475 sqftS$2,630,000S$1,783 psf
Mar 2026
Lakeville · 01-05 · Condominium · 86 years left
635 sqftS$1,085,000S$1,708 psf
Feb 2026
Lakeville · 06-10 · Condominium · 86 years left
635 sqftS$1,080,000S$1,701 psf
Feb 2026
Lakeville · 11-15 · Condominium · 86 years left
936 sqftS$1,728,000S$1,845 psf
Feb 2026
Lakeville · 01-05 · Condominium · 86 years left
excluded: outlier
1,475 sqftS$2,550,000S$1,729 psf
Jan 2026
Lakeville · 01-05 · Condominium · 86 years left
1,141 sqftS$2,120,000S$1,858 psf
Dec 2025
Lakeville · 06-10 · Condominium · 86 years left
1,302 sqftS$2,480,000S$1,904 psf
Dec 2025
Lakeville · 01-05 · Condominium · 86 years left
678 sqftS$1,018,888S$1,503 psf
Dec 2025
Lakeville · 01-05 · Condominium · 86 years left
678 sqftS$1,070,000S$1,578 psf
Dec 2025
Lakeville · 01-05 · Condominium · 86 years left
732 sqftS$1,260,000S$1,721 psf
Dec 2025
Lakeville · 06-10 · Condominium · 86 years left
1,270 sqftS$2,530,000S$1,992 psf
Nov 2025
Lakeville · 06-10 · Condominium · 86 years left
1,281 sqftS$2,500,000S$1,952 psf
Nov 2025
Lakeville · 06-10 · Condominium · 86 years left
1,270 sqftS$2,380,000S$1,874 psf
Nov 2025
Lakeville · 01-05 · Condominium · 86 years left
excluded: outlier
807 sqftS$1,220,000S$1,511 psf
Nov 2025
Lakeville · 11-15 · Condominium · 86 years left
732 sqftS$1,250,000S$1,708 psf
Oct 2025
Lakeville · 11-15 · Condominium · 86 years left
1,141 sqftS$2,098,000S$1,839 psf
Oct 2025
Lakeville · 11-15 · Condominium · 86 years left
775 sqftS$1,370,000S$1,768 psf
Sept 2025
Lakeville · 11-15 · Condominium · 86 years left
732 sqftS$1,300,000S$1,776 psf
Sept 2025
Lakeville · 11-15 · Condominium · 86 years left
721 sqftS$1,270,000S$1,761 psf
Sept 2025
Lakeville · 11-15 · Condominium · 86 years left
1,281 sqftS$2,588,000S$2,020 psf
Sept 2025
Lakeville · 01-05 · Condominium · 86 years left
764 sqftS$1,230,000S$1,609 psf
Aug 2025
Lakeville · 06-10 · Condominium · 86 years left
969 sqftS$1,795,000S$1,853 psf
Aug 2025
Lakeville · 11-15 · Condominium · 86 years left
1,302 sqftS$2,560,008S$1,966 psf
Jul 2025
Lakeville · 06-10 · Condominium · 87 years left
635 sqftS$1,168,000S$1,839 psf
Jul 2025
Lakeville · 01-05 · Condominium · 87 years left
1,141 sqftS$2,108,000S$1,848 psf
Jul 2025
Lakeville · 01-05 · Condominium · 87 years left
764 sqftS$1,240,000S$1,623 psf
Jul 2025
Lakeville · 11-15 · Condominium · 87 years left
732 sqftS$1,250,000S$1,708 psf
Jul 2025
Lakeville · 11-15 · Condominium · 87 years left
1,270 sqftS$2,450,000S$1,929 psf
Jul 2025
Lakeville · 06-10 · Condominium · 87 years left
775 sqftS$1,260,000S$1,626 psf
Jun 2025
Lakeville · 01-05 · Condominium · 87 years left
775 sqftS$1,270,000S$1,639 psf
Jun 2025
Lakeville · 11-15 · Condominium · 87 years left
1,270 sqftS$2,428,000S$1,912 psf
Jun 2025
Lakeville · 06-10 · Condominium · 87 years left
721 sqftS$1,388,000S$1,925 psf
Jun 2025
Lakeville · 11-15 · Condominium · 87 years left
1,141 sqftS$2,188,888S$1,918 psf
Jun 2025
Lakeville · 16-20 · Condominium · 87 years left
2,228 sqftS$2,860,000S$1,284 psf
May 2025
Lakeville · 11-15 · Condominium · 87 years left
775 sqftS$1,396,888S$1,802 psf
Feb 2025
Lakeville · 11-15 · Condominium · 87 years left
1,270 sqftS$2,430,000S$1,913 psf
Feb 2025
Lakeville · 06-10 · Condominium · 87 years left
990 sqftS$1,750,000S$1,767 psf
Feb 2025
Lakeville · 11-15 · Condominium · 87 years left
1,119 sqftS$2,218,888S$1,982 psf
Jan 2025
Lakeville · 11-15 · Condominium · 87 years left
1,163 sqftS$2,198,888S$1,892 psf
Jan 2025
Lakeville · 16-20 · Condominium · 87 years left
732 sqftS$1,288,000S$1,760 psf
Jan 2025
Lakeville · 06-10 · Condominium · 87 years left
721 sqftS$1,270,000S$1,761 psf
Jan 2025
Lakeville · 11-15 · Condominium · 87 years left
1,528 sqftS$2,680,000S$1,753 psf
Jan 2025
Lakeville · 11-15 · Condominium · 87 years left
1,141 sqftS$2,080,000S$1,823 psf
Jan 2025
Lakeville · 16-20 · Condominium · 87 years left
764 sqftS$1,350,000S$1,766 psf
Dec 2024
Lakeville · 06-10 · Condominium · 87 years left
764 sqftS$1,230,000S$1,609 psf
Nov 2024
Lakeville · 01-05 · Condominium · 87 years left
732 sqftS$1,260,000S$1,721 psf
Nov 2024
Lakeville · 06-10 · Condominium · 87 years left
1,475 sqftS$2,470,000S$1,675 psf
Oct 2024
Lakeville · 11-15 · Condominium · 87 years left
990 sqftS$1,758,000S$1,775 psf
Oct 2024
Lakeville · 01-05 · Condominium · 87 years left
1,163 sqftS$1,950,000S$1,677 psf
Sept 2024
Lakeville · 06-10 · Condominium · 87 years left
969 sqftS$1,660,000S$1,714 psf
Sept 2024
Lakeville · 06-10 · Condominium · 87 years left
936 sqftS$1,600,000S$1,709 psf
Aug 2024
Lakeville · 11-15 · Condominium · 87 years left
764 sqftS$1,335,000S$1,747 psf
Aug 2024
Lakeville · 06-10 · Condominium · 87 years left
1,270 sqftS$2,321,888S$1,828 psf
Jun 2024
Lakeville · 16-20 · Condominium · 88 years left
1,141 sqftS$2,080,000S$1,823 psf
Jun 2024
Lakeville · 06-10 · Condominium · 88 years left
560 sqftS$922,000S$1,647 psf
Jun 2024
Lakeville · 01-05 · Condominium · 88 years left
635 sqftS$1,028,000S$1,619 psf
May 2024
Lakeville · 16-20 · Condominium · 88 years left
732 sqftS$1,280,000S$1,749 psf
May 2024
Lakeville · 11-15 · Condominium · 88 years left
969 sqftS$1,680,000S$1,734 psf
May 2024
Lakeville · 01-05 · Condominium · 88 years left
1,281 sqftS$1,950,000S$1,522 psf
May 2024
Lakeville · 11-15 · Condominium · 88 years left
635 sqftS$1,140,000S$1,795 psf
Apr 2024
Lakeville · 06-10 · Condominium · 88 years left
732 sqftS$1,245,000S$1,701 psf
Apr 2024
Lakeville · 06-10 · Condominium · 88 years left
721 sqftS$1,200,000S$1,664 psf
Apr 2024
Lakeville · 11-15 · Condominium · 88 years left
990 sqftS$1,750,000S$1,767 psf
Apr 2024
Lakeville · 01-05 · Condominium · 88 years left
1,270 sqftS$2,200,000S$1,732 psf
Apr 2024
Lakeville · 06-10 · Condominium · 88 years left
635 sqftS$1,120,000S$1,764 psf
Mar 2024
Lakeville · 01-05 · Condominium · 88 years left
775 sqftS$1,185,000S$1,529 psf
Feb 2024
Lakeville · 01-05 · Condominium · 88 years left
excluded: outlier
872 sqftS$1,210,000S$1,388 psf
Feb 2024
Lakeville · 16-20 · Condominium · 88 years left
1,475 sqftS$2,450,000S$1,661 psf
Feb 2024
Lakeville · 01-05 · Condominium · 88 years left
1,141 sqftS$1,810,000S$1,586 psf
Jan 2024
Lakeville · 06-10 · Condominium · 88 years left
764 sqftS$1,280,000S$1,675 psf
Jan 2024
Lakeville · 01-05 · Condominium · 88 years left
990 sqftS$1,730,000S$1,747 psf
Jan 2024
Lakeville · 16-20 · Condominium · 88 years left
990 sqftS$1,730,000S$1,747 psf
Jan 2024
Lakeville · 06-10 · Condominium · 88 years left
excluded: outlier
969 sqftS$1,500,000S$1,548 psf
Dec 2023
Lakeville · 01-05 · Condominium · 88 years left
764 sqftS$1,190,000S$1,557 psf
Nov 2023
Lakeville · 06-10 · Condominium · 88 years left
1,119 sqftS$2,050,000S$1,831 psf
Oct 2023
Lakeville · 01-05 · Condominium · 88 years left
560 sqftS$901,888S$1,611 psf
Oct 2023
Lakeville · 01-05 · Condominium · 88 years left
excluded: outlier
807 sqftS$1,150,000S$1,425 psf
Aug 2023
Lakeville · 11-15 · Condominium · 88 years left
635 sqftS$1,148,000S$1,808 psf
Aug 2023
Lakeville · 06-10 · Condominium · 88 years left
1,119 sqftS$2,080,000S$1,858 psf
Jul 2023
Lakeville · 06-10 · Condominium · 89 years left
732 sqftS$1,220,000S$1,667 psf
Jun 2023
Lakeville · 01-05 · Condominium · 89 years left
635 sqftS$1,110,000S$1,748 psf
Jun 2023
Lakeville · 11-15 · Condominium · 89 years left
560 sqftS$900,000S$1,608 psf
May 2023
Lakeville · 16-20 · Condominium · 89 years left
635 sqftS$1,068,000S$1,682 psf
Apr 2023
Lakeville · 16-20 · Condominium · 89 years left
560 sqftS$890,000S$1,590 psf
Apr 2023
Lakeville · 01-05 · Condominium · 89 years left
635 sqftS$1,050,000S$1,653 psf
Apr 2023
Lakeville · 01-05 · Condominium · 89 years left
1,281 sqftS$2,180,000S$1,702 psf
Mar 2023
Lakeville · 06-10 · Condominium · 89 years left
1,141 sqftS$1,920,000S$1,683 psf
Mar 2023
Lakeville · 01-05 · Condominium · 89 years left
775 sqftS$1,190,000S$1,535 psf
Mar 2023
Lakeville · 06-10 · Condominium · 89 years left
947 sqftS$1,510,000S$1,594 psf
Feb 2023
Lakeville · 01-05 · Condominium · 89 years left
635 sqftS$990,000S$1,559 psf
Feb 2023
Lakeville · 06-10 · Condominium · 89 years left
764 sqftS$1,234,000S$1,615 psf
Jan 2023
Lakeville · 01-05 · Condominium · 89 years left
excluded: outlier
807 sqftS$1,100,000S$1,363 psf
Dec 2022
Lakeville · 01-05 · Condominium · 89 years left
732 sqftS$1,148,000S$1,568 psf
Nov 2022
Lakeville · 11-15 · Condominium · 89 years left
764 sqftS$1,255,000S$1,642 psf
Nov 2022
Lakeville · 01-05 · Condominium · 89 years left
947 sqftS$1,380,000S$1,457 psf
Nov 2022
Lakeville · 16-20 · Condominium · 89 years left
2,056 sqftS$3,100,000S$1,508 psf
Oct 2022
Lakeville · 16-20 · Condominium · 89 years left
2,271 sqftS$3,080,000S$1,356 psf
Oct 2022
Lakeville · 11-15 · Condominium · 89 years left
764 sqftS$1,236,000S$1,617 psf
Oct 2022
Lakeville · 06-10 · Condominium · 89 years left
764 sqftS$1,210,000S$1,583 psf
Oct 2022
Lakeville · 11-15 · Condominium · 89 years left
764 sqftS$1,220,000S$1,596 psf
Sept 2022
Lakeville · 01-05 · Condominium · 89 years left
excluded: outlier
969 sqftS$1,318,000S$1,361 psf
Sept 2022
Lakeville · 01-05 · Condominium · 89 years left
764 sqftS$1,150,000S$1,505 psf
Sept 2022
Lakeville · 11-15 · Condominium · 89 years left
1,141 sqftS$1,792,500S$1,571 psf
Sept 2022
Lakeville · 01-05 · Condominium · 89 years left
764 sqftS$1,168,000S$1,528 psf
Aug 2022
Lakeville · 11-15 · Condominium · 89 years left
1,302 sqftS$2,400,000S$1,843 psf
Aug 2022
Lakeville · 01-05 · Condominium · 89 years left
560 sqftS$865,000S$1,545 psf
Aug 2022
Lakeville · 11-15 · Condominium · 89 years left
635 sqftS$1,000,000S$1,575 psf
Aug 2022
Lakeville · 01-05 · Condominium · 89 years left
excluded: outlier
1,281 sqftS$1,760,000S$1,374 psf
Aug 2022
Lakeville · 16-20 · Condominium · 89 years left
635 sqftS$1,020,000S$1,606 psf
Jul 2022
Lakeville · 01-05 · Condominium · 90 years left
990 sqftS$1,480,000S$1,495 psf
Jul 2022
Lakeville · 06-10 · Condominium · 90 years left
1,528 sqftS$2,540,000S$1,662 psf
Jul 2022
Lakeville · 16-20 · Condominium · 90 years left
775 sqftS$1,225,000S$1,581 psf
Jul 2022
Lakeville · 06-10 · Condominium · 90 years left
990 sqftS$1,530,000S$1,545 psf
Jul 2022
Lakeville · 11-15 · Condominium · 90 years left
excluded: outlier
1,270 sqftS$1,950,000S$1,535 psf
Jul 2022
Lakeville · 11-15 · Condominium · 90 years left
936 sqftS$1,500,000S$1,602 psf
Jun 2022
Lakeville · 06-10 · Condominium · 90 years left
732 sqftS$1,142,000S$1,560 psf
Jun 2022
Lakeville · 11-15 · Condominium · 90 years left
936 sqftS$1,465,000S$1,564 psf
Jun 2022
Lakeville · 11-15 · Condominium · 90 years left
1,270 sqftS$1,988,888S$1,566 psf
Jun 2022
Lakeville · 06-10 · Condominium · 90 years left
732 sqftS$1,146,000S$1,566 psf
May 2022
Lakeville · 11-15 · Condominium · 90 years left
764 sqftS$1,200,000S$1,570 psf
May 2022
Lakeville · 06-10 · Condominium · 90 years left
969 sqftS$1,450,000S$1,497 psf
May 2022
Lakeville · 01-05 · Condominium · 90 years left
969 sqftS$1,308,800S$1,351 psf
May 2022
Lakeville · 11-15 · Condominium · 90 years left
1,141 sqftS$1,785,000S$1,564 psf
Apr 2022
Lakeville · 11-15 · Condominium · 90 years left
936 sqftS$1,460,000S$1,559 psf
Apr 2022
Lakeville · 01-05 · Condominium · 90 years left
1,119 sqftS$1,600,000S$1,429 psf
Apr 2022
Lakeville · 11-15 · Condominium · 90 years left
1,302 sqftS$2,100,000S$1,612 psf
Apr 2022
Lakeville · 06-10 · Condominium · 90 years left
1,119 sqftS$1,768,888S$1,580 psf
Mar 2022
Lakeville · 06-10 · Condominium · 90 years left
1,302 sqftS$2,095,000S$1,609 psf
Mar 2022
Lakeville · 01-05 · Condominium · 90 years left
635 sqftS$980,000S$1,543 psf
Mar 2022
Lakeville · 11-15 · Condominium · 90 years left
872 sqftS$1,230,000S$1,411 psf
Feb 2022
Lakeville · 06-10 · Condominium · 90 years left
775 sqftS$1,220,000S$1,574 psf
Feb 2022
Lakeville · 11-15 · Condominium · 90 years left
721 sqftS$1,120,000S$1,553 psf
Feb 2022
Lakeville · 01-05 · Condominium · 90 years left
936 sqftS$1,330,000S$1,420 psf
Jan 2022
Lakeville · 16-20 · Condominium · 90 years left
764 sqftS$1,228,000S$1,607 psf
Jan 2022
Lakeville · 11-15 · Condominium · 90 years left
1,302 sqftS$1,980,000S$1,520 psf
Dec 2021
Lakeville · 06-10 · Condominium · 90 years left
1,302 sqftS$2,080,000S$1,597 psf
Dec 2021
Lakeville · 11-15 · Condominium · 90 years left
1,141 sqftS$1,750,000S$1,534 psf
Dec 2021
Lakeville · 01-05 · Condominium · 90 years left
1,302 sqftS$2,080,000S$1,597 psf
Nov 2021
Lakeville · 11-15 · Condominium · 90 years left
1,141 sqftS$1,700,000S$1,490 psf
Nov 2021
Lakeville · 06-10 · Condominium · 90 years left
764 sqftS$1,100,000S$1,439 psf
Nov 2021
Lakeville · 01-05 · Condominium · 90 years left
1,324 sqftS$1,690,000S$1,276 psf
Nov 2021
Lakeville · 06-10 · Condominium · 90 years left
635 sqftS$1,005,000S$1,583 psf
Oct 2021
Lakeville · 06-10 · Condominium · 90 years left
560 sqftS$798,000S$1,426 psf
See more

Showing 159 of 163.

Sale prices as filed in caveats.

Where the lease takes this

About 85 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearPrices 4% a yearThis market's record, 4.58% a yearmeasured
5 years80 yearsS$1,643,809S$1,814,898S$1,999,945S$2,056,338
10 years75 yearsS$1,508,951S$1,839,403S$2,233,616S$2,361,356
20 years65 yearsS$1,398,426S$2,077,988S$3,064,124S$3,424,619

On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.18% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.58% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.